64 North Main St · Norwood, NY 13668

$125,000

5 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 13 Days on market

Built 1930 0.44 ac lot $87/sqft · 16% above area Est $155k · 19% under

---

Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.4/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• 1% rule +5.9/10.0
• DSCR +4.7/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 4-bedroom home in the Village of Norwood with a first-floor bedroom and bathroom and an oversized backyard! Starting with a welcoming entryway that opens into the bright living room with hardwood floors and natural light that continues through the dining room. There, a sliding glass door provides access to the back porch, which overlooks an expansive fenced-in yard. The gallery kitchen creates a cohesive layout leading to the family room addition. This additional family room is nothing short of grand, a true highlight of the home. Plus, the first floor also has an extra-large laundry room, a bedroom, and a bathroom. The second floor hosts three generously sized bedrooms and an addi

Key facts

• First floor bathroom
• Gallery kitchen
• Family room addition

Tags

• FIRST FLOOR BEDROOM
• FIRST FLOOR BATHROOM
• OVERSIZED BACKYARD
• FENCED IN YARD
• GALLERY KITCHEN
• FAMILY ROOM ADDITION

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Residential property; 2 stories
• Construction: Wood siding
• Exterior features: Covered patio/porch; Deck; Porch; Fenced yard; Metal roof

Interior

• Kitchen: Gas cooktop; Dishwasher; Refrigerator
• Bedrooms: Total rooms: 10
• Flooring: Hardwood; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Walk-in closet(s); Entrance foyer; Basement
• Laundry & utility: Washer; Dryer; Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $49 ($585/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 68/100 on livability (#541 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools D+, amenities F.
• Norwood-Norfolk Central School District (rural): math 30% / reading 36% proficiency, ranked #568 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.6% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $83k; list at $125k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 7.7

CMA / ARV

• ARV (median comp): $155,121
• List price: $125,000
• Delta: -19.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.64×
• Total profit: $22,286
• Equity at exit: $60,466

10-year hold

• IRR: 12.7%
• Equity multiple: 3.01×
• Total profit: $70,339
• Equity at exit: $96,643

Cash invested: $35,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13668

• Home prices YoY: 1.1%
• Active inventory: 26
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,361 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$319 /mo · $3,828/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $49

Break-even live

Break-even rent $1,300

Max offer price $125,000

Occupancy floor 91%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-07
   status Pending 785-char remark
2. 2026-04-24
   listed $125,000 Active 785-char remark
3. 2025-11-14
   price $95,000
4. 2025-09-23
   price $110,000
5. 2025-09-19
   status Active
6. 2025-09-13
   status Pending
7. 2025-08-29
   price $115,000
8. 2025-08-19
   price $120,000
9. 2025-08-09
   listed $122,000 Active
10. 2025-04-06
    status Active
11. 2025-02-25
    listed $129,000 Active
12. 2022-04-21
    soldstatus $83,000
13. 2022-04-21
    soldstatus $83,000
14. 2021-11-08
    listed $90,000
15. 2016-04-14
    soldstatus $73,000
16. 2016-04-14
    soldstatus $73,000
17. 2015-12-14
    listed $77,500
18. 2004-04-19
    soldstatus $48,500
19. 1999-12-23
    soldstatus $40,000
20. 1993-09-07
    soldstatus $35,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $3,828 · $319/mo
• Projected year-2 tax: $3,828 · $319/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,334
• − Mortgage interest: −$7,002
• − Property taxes: −$3,828
• − Insurance: −$625
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$3,636
• Taxable loss: −$1,371
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $914/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Norwood-Norfolk Central School District
• NCES district ID: 3621360
• Math proficiency: 30% ▼ -8.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $43,492
• Composite: 28.05/100
• National rank: #6841
• State rank: #568 of 590 in NY

Livability — Norwood

• Score: 68/100
• State rank: #541
• US rank: #9728

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C+ Housing A+ Health & safety C- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwood, NY
• City population: 3,313
• Population (ZIP): 3,313

Population outlook (St. Lawrence County) Hauer SSP2

• Today (2025): 110,027 people
• By 2030: 107,455 · -2.3%
• By 2040: 100,492 · -8.7%
• By 2050: 94,254 · -14.3%
• By 2075: 80,175 · -27.1%
• By 2100: 63,140 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 13% Portuguese 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · St. Lawrence

• 2024 margin: R (+18.0) · D 41.0% · R 59.0%
• 2008→2024 swing: -34.3pp toward R · 2008: 16.3pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+10.8 2012: D+16.6 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.60%
• Current HPI: 318.2533
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+257.1% since first listed

20 events — show timeline

• 2026-05-07 Pending — SLCMLS
• 2026-04-24 Listed $125,000 SLCMLS
• 2025-11-14 Price Changed $95,000 SLCMLS
• 2025-09-23 Price Changed $110,000 SLCMLS
• 2025-09-19 Relisted — SLCMLS
• 2025-09-13 Pending — SLCMLS
• 2025-08-29 Price Changed $115,000 SLCMLS
• 2025-08-19 Price Changed $120,000 SLCMLS
• 2025-08-09 Listed $122,000 SLCMLS
• 2025-04-06 Relisted — SLCMLS
• 2025-02-25 Listed $129,000 SLCMLS
• 2022-04-21 Sold (Public Records) $83,000 Public Records
• 2022-04-21 Sold (MLS) $83,000 SLCMLS
• 2021-11-08 Listed $90,000 SLCMLS
• 2016-04-14 Sold (Public Records) $73,000 Public Records
• 2016-04-14 Sold (MLS) $73,000 SLCMLS
• 2015-12-14 Listed $77,500 SLCMLS
• 2004-04-19 Sold (Public Records) $48,500 Public Records
• 1999-12-23 Sold (Public Records) $40,000 Public Records
• 1993-09-07 Sold (Public Records) $35,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,828 · -10.1% YoY. Source: county tax records.